[Added 9-15-1992; amended 3-15-2005 by L.L. No. 4-2005; 6-7-2016 by L.L. No. 18-2016; 5-15-2001 by L.L. No. 7-2001; 6-7-2016 by L.L. No. 18-2016; 2-6-2024 by L.L. No. 4-2024]
It is the specific purpose and intent of this article to provide for the following permitted uses: manufacturers' outlet and retail sales center, interior design showroom and trade center, and specialty grocery, food stores and market center, together with their customary accessory and attending uses such as those permitted under § 301-88 upon those lands which are appropriate due to their location relative to public infrastructure and which are accessible to arterial roadway networks.
In the Business F District, no building, structure or premises shall be used, arranged or designed to be used and no building or structure shall hereafter be erected, reconstructed or altered, unless otherwise provided in this chapter, except for the following specially permitted uses. The arrangement and design of all buildings shall be single-story campus, except for such use(s) exempt from single-story requirement set forth in the provisions below, and architecturally designed such that each use appear compatible and harmoniously incorporated into the unitary design of the entire campus and within each building(s) the uses shall be linked to a common market orientation. All pad sites, presently three exist described as building 400, 1600, and 1700, shall be compatible with and/or complement the design of the buildings within the manufacturers' outlet and retail sales center, interior design showroom and trade center, and specialty grocery, food stores and market center. All special permit uses set forth herein shall be subject to the approval of the Town Board pursuant to the definition of "specially permitted uses" in § 301-3 of this chapter. The three uses, to wit: manufacturers' outlet and retail sales center, interior design showroom and trade centers, and specialty grocery, food stores and market center described below may be located within the same campus however to the extent practicable and within a time parameter set by such board designated to review and approve, such use(s) shall be located within one building or clustered within such building of the campus.
A. 
Manufacturers outlet and retail sales center. Any building or buildings, or a portion thereof, used by one or more enterprises operated by the manufacturer, brand-specific retailer, or retailer for sale at retail or wholesale of first-quality goods, overruns and factory seconds.
B. 
Interior design and decor showroom and trade center. Any building or buildings used by one or more enterprises operated by the manufacturer, wholesaler or retailer for display and retail sale of new first-quality furniture, fabric, rugs, lighting, accessories, floor and wall coverings, fine art and framing, kitchens, bath, tile and stone. While in manufacturers' outlet and retail sales center, each enterprise is required to purvey either manufacturer, brand-specific retailer or retailer products for sale at retail or wholesale of first-quality goods, overruns and factory seconds, there is no limitation or restriction requiring manufacture or distribution by an affiliate enterprise. In addition, the display and retail of goods shall occupy a minimum of 70% of the total floor area and a maximum of 30% of the floor area may be used for professional services, such services not intended to include manufacture, fabrication, or storage.
C. 
Specialty grocery, food stores and markets center. Any building or buildings used by one or more enterprises used as a specialty grocery for retail sale of specialty food products such as baked goods, pasta, cheese, confections, coffee, meat, seafood, produce, artisanal goods, and other specialty food products, and may also offer additional food and nonfood commodities related or complementary to the specialty food products and limited to 20,000 square feet, specialty food store primarily engaged in the retail sale of specialized food products with limited distribution with preference for locally grown agricultural products and limited to 7,500 square feet, and specialty food market comprising retail sale of specialty food products with preference for locally grown or sourced products together with a variety of small-scale restaurants with limited menu and seating not to exceed 25 seats per venue, food and beverage counters, and cooking school, all of the uses located within one single space not to exceed 25,000 square feet. Drive-throughs shall not be permitted.
Accessory uses shall include those uses customarily incidental to any of the above permitted uses when located on the same lot and shall specifically include:
A. 
Garages for the parking of vehicles.
B. 
Off-street loading areas.
C. 
Central heating or power plants.
D. 
Fully enclosed storage areas.
E. 
Maintenance and utility facilities.
F. 
Trash receptacles and dumpsters suitably screened.
G. 
Common areas.
H. 
Indoor and outdoor recreational areas. The outdoor recreation may include walking or exercise trails, playgrounds, small amusements rides, carousels, splash pads. Indoor recreation may include arcades, virtual reality games, billiards, foosball, ping pong, yoga dance and other fitness activities. Indoor and outdoor recreation shall not include motorcycle or ATV courses, raceways, bow and arrow or gun-firing ranges. Outdoor recreation areas and its attendant green space incorporated or made part of the outdoor recreation area(s) should be excluded from calculating the percentage of the total floor area for calculation of parking requirements. Notwithstanding the above, indoor recreation shall be limited to 10,000 square feet per 100,000 square feet of approved site plan.
I. 
Food courts. One food court may be permitted within each campus and designed with a common seating area with multiple counters for fast food vendors. A food court shall not provide table service and may not sell alcoholic beverages. Notwithstanding the above, a single restaurant use may be substituted for a food court subject to the follow restrictions: no direct vehicular access from immediately adjacent parking area to Route 58 or Route 25, excluding direct vehicular access that exists on effective date of this chapter, and instead access is limited to roadways within the campus; billboards are prohibited and signage is limited to storefront or campus kiosk; no drive-through; limited entertainment (i.e., pianist, guitarist) shall be permitted within restaurants for the entertainment of patrons only and all other entertainment shall require a special event permit pursuant to Chapter 255; outdoor seating may not exceed 20% of available restaurant seating; and alcohol may be sold within the single-use restaurant to patrons.
J. 
Transportation centers.
K. 
Theater, indoor. Indoor theaters may be included in end-cap units of a building or located with a freestanding buildings or on pad sites. The portion of the building used for this use may exceed the single story height requirement but may not exceed 30 feet in height. The theater use may offer food and beverage service by counter service in the lobby or by delivery to patrons at their theater seats, subject to the conditions that there shall be no outdoor food service, food and beverage purchased from outside the theater building shall be prohibited inside the theater building, and if alcoholic beverages are served in the theater building, such service shall be done in accordance with a valid state license. Reserved theater seating may be offered. Theaters shall be excluded from calculating the percentage of the total floor area for calculation of parking requirements.
A. 
Sites served by the Riverhead Sewer District shall have a maximum building area of 30%. In this instance, the Town Board may relieve landscape requirements through site plan review.
B. 
Off-street parking shall be generally required at one parking space per 200 square feet of gross floor area. Areas of stairwells, elevators, restrooms and food courts may be excluded by the Town Board through site plan review.
C. 
Frontage upon a major arterial roadway shall be required.
D. 
Pursuant to Article LVI, Site Plan Review, of this chapter, site plan review shall be required. In the consideration of a preliminary site plan accompanying the special permit, the Town Board shall require the following:
(1) 
A landscaped area of a minimum of 25% of the total site area.
(2) 
A landscaped front yard of a minimum of 100 feet measured from the property line. Existing vegetation should be made part of the landscaped front yard where appropriate. Parking areas shall not be located within the front yard.
(3) 
In parking areas of greater than 10,000 square feet, landscaped areas shall be employed to divide asphalt areas.
(4) 
Site plans shall, to the greatest extent practical, incorporate the special separation of architecturally related buildings in order to create interior courtyard and pedestrian areas.
(5) 
Areas of natural features, including freshwater wetlands, surface waters and slopes in excess of 15%, as well as those areas required for public facilities, shall not be considered in the calculation of maximum building area.
No building, structure, premises or lot in the Business F District (manufacturers outlet and retail sales center, interior design showroom and trade center showroom and outlet center and specialty grocery, food stores and market center overlay) shall be occupied for the following uses:
A. 
Flea markets.
B. 
Gasoline service stations.
C. 
Motor vehicle sales.
D. 
Car washes.
E. 
Printing plants.
F. 
Drive-through service.
G. 
Medical and professional offices, except accessory professional office related to interior design showroom and trade center.
H. 
Hotel, lodging or any use providing overnight accommodations.
I. 
Personal care services as a stand-alone use, including hair styling and hair care, nail salons, cosmetology, body art, tattoo, tanning salons or other business providing similar face or body care services.
J. 
Adult uses.
K. 
Stores or lounges for use for sale of tobacco, tobacco substitutes or infused products, cannabis, and electronic cigarettes or products related to use of said products.